Episode 181: California Legal and Beyond with Dr. Edwin Schwartz
Summary
I've attached a PDF with the transcript for a podcast episode. Help me create a Blog Post written in first person (coming from Dr. Jen) (not written in code or markdown) out of this content using this criteria: Title: Episode 180 - Use using Markdown language. - Include Paragraph 2, and heading 4 headings. - Follow the tone of voice of the host in the transcript. - Write in first person, as the host. Dr. Jen - Keep the Title of the Podcast the same as the blog post title. - Rewrite using only the content from the PDF, don't add new words or phrases that weren't mentioned. But don't make it look like a back and forth conversation, just have Jen summarize what they talked about in five or so paragraphs with Headings for each paragraph.
Listen to the full episode :
This Week’s Blog Post:
From Sales to Law
Hi friends! I’m Dr. Jen, and in this episode of My Life as a Landlord, I had the pleasure of sitting down with Dr. Edwin Schwartz, a California real estate attorney who helps landlords navigate lawsuits and tenancy challenges. What makes Ed’s story so fascinating is that he didn’t start out in law. In fact, he spent decades in sales—everything from software to BMWs and Lexus vehicles—before deciding to switch careers in his 40s after becoming a father to twins. His background in sales taught him the art of negotiation, which now shapes how he approaches settlements, client advocacy, and communication in the legal world.
The Wild, Wild West of California Real Estate
Ed described California as the “wild, wild west” of residential real estate. Despite its sunshine and beauty, the state’s strict housing laws have created a complicated environment for landlords. Many of the legislators writing these laws aren’t attorneys, which leads to well-intentioned but often confusing regulations that heavily favor tenants. Ed’s firm, Messner Reeves, focuses on defending landlords in habitability lawsuits—cases involving issues like mold, insects, or water damage. He emphasized that while landlords own their property, their ability to control it is often limited by the state’s growing list of tenant protections.
Lessons from Lawsuits and Tenant Selection
Ed shared a cautionary tale about a tenant who turned suing landlords into a full-time job. This woman recorded conversations illegally, moved from one property to another, and sued every landlord she encountered—winning settlements from all of them. His takeaway was clear: landlords must be diligent when screening tenants. Always verify references, inspect previous rental histories, and keep meticulous records. Ed also warned against certain lease clauses, especially one-way attorney’s fee provisions, which can legally turn into two-way clauses in California. This means landlords could end up paying both their own attorney and the tenant’s lawyer if they lose a case.
Documentation, Repairs, and Record-Keeping
One of the biggest themes in our conversation was documentation. If it’s not written down, it didn’t happen. Ed stressed that landlords should respond quickly to maintenance requests, especially those involving plumbing, heating, or safety. Emergencies should be addressed within 24 hours whenever possible, even on holidays. Keeping photos, receipts, and service records for at least five years after a tenant moves out can make or break a case if disputes arise. He also recommended using property management software like AppFolio, DoorLoop, or Yardi to streamline communication, track repairs, and store records securely.
AI, Legal Trends, and Lasting Advice
We also explored how artificial intelligence is transforming the legal and property management world. Ed believes AI can make information more accessible, helping landlords research regulations and manage documents faster—but warned that it must be verified carefully. As for the future, he sees himself practicing law indefinitely, finding purpose in helping landlords protect their investments. His final advice for new landlords? Treat your tenants as customers. Happy tenants rarely sue, and proactive care prevents most problems.
I recorded this episode in Maui, Hawaii. Why? Because real estate takes you places. Where do you want real estate to take you? Join me next week for Episode 182, where Alberta property manager Chantal Horkheimer and I discuss what makes a landlord location-friendly or not. I’ll see you there!